Suburb comparison
Avalon Beach vs Narrabeen: which Sydney suburb suits you?
The key differences: Narrabeen commands a $255K premium on median property price over Avalon Beach; Narrabeen is $320/wk cheaper per week to rent; Narrabeen has more schools within the postcode. The table below covers all available metrics.
Last refreshed April 2026 (most cards). Per-card sources show exact dates.
Northern Beaches
Avalon Beach
2107
Northern Beaches
Narrabeen
2101
Side-by-side comparison
| Metric | Avalon Beach | Narrabeen |
|---|---|---|
SAFETYSafety Avalon Beach leads on 2 of 2 | ||
| Sub-grade | B+▲(1) | B-(0) |
| Flood zone coverage | — | — |
| Bushfire zone coverage | 22.4%▲ | 78.2% |
FAMILYFamily Narrabeen leads on 2 of 3 | ||
| Sub-grade | C-(0) | C+▲(0) |
| SEIFA advantage decile | 10/10▲ | 9/10 |
| Schools in postcode | 3 | 4▲ |
FINANCEFinance Even (1 each) | ||
| Sub-grade | C(0) | C+▲(0) |
| Median house price | $2.88M | $3.13M |
| Median unit price | $1.15M | $1.23M |
| Median weekly rent | $1200/wk | $880/wk |
| Annual price growth | +2.7%▲ | -5.2% |
LIFESTYLELifestyle Avalon Beach leads on 2 of 2 | ||
| Sub-grade | C+▲(0) | D+(-1) |
| Walkability percentile | 58▲ | 5 |
Median prices show levels, not better-or-worse for a buyer. See the suburb pages for context.
Which suits you?
Choose Avalon Beach if...
- Avalon Beach leads on Safety, Lifestyle
- You want a lower entry price for a house
- Socio-economic advantage score matters to you
Tied on Finance.
Choose Narrabeen if...
- Narrabeen leads on Family
- You are renting first and want lower weekly outgoings
- School options within walking distance matter
Tied on Finance.
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Common questions
- Is Avalon Beach or Narrabeen more expensive?
- Narrabeen has the higher median house price ($3.13M) compared with $2.88M in Avalon Beach.
- Which is better for renters — Avalon Beach or Narrabeen?
- Median weekly rent is $1200/wk in Avalon Beach and $880/wk in Narrabeen, making Narrabeen the more affordable rental market.
- Is Avalon Beach or Narrabeen at higher flood risk?
- Flood mapping coverage varies by postcode — see the flood risk pages for both suburbs for authoritative NSW data.
- How many schools are in Avalon Beach vs Narrabeen?
- Avalon Beach has 3 schools in the postcode, and Narrabeen has 4. Note that school catchments can extend across postcode boundaries.
Full suburb profiles